Legend showhide
Zoning today (Appendix B)
Residence AA / A — One-Family5,513
Residence B — One–Two Family2,020
Residence C — One–Four Family696
Business B — Central Business279
Industrial A — Light260
Business A — Neighborhood Commercial227
Higher Education191
Business G — Gateway Commercial163
Business E — General Commercial114
Conservation89
Business D — Historic Commercial88
Industrial B — General69
Residence D — Multifamily57
Hospital47
Form-based code (Appendix B-1)
Residential Edge (RE)564
Urban Mixed-Use (UMU)327
Neighborhood Mixed-Use (NMU)232
Higher Education (HED)198
Campus-Tech (C-T)149
Central Business District (CBD)133
Can the lot deliver its zone's allowance?
Zone allows only one home to begin with5,507
Held to one home although the zone allows more1,503
Lot can deliver the zone's full allowance1,236
More than one, but short of the zone's allowance40
85% of Elmira's 8,286 residentially-zoned lots can hold exactly one dwelling unit, once each is judged by the code that governs it. Outside the 2020 form-based code that share is 94%; inside it, 1%. Click any parcel.
What can be built on this lot?  City of Elmira zoning, parcel by parcel
Method, caveats & sources showhide
Districts from the Southern Tier Central regional planning board's Elmira City Zoning Map layer; parcel geometry from the same service; parcel data from the NYS ORPTS assessment roll (2025). Unit limits computed from Appendix B Table 260 (uses) and Table 320 (bulk & density), applied to each parcel's own lot area and frontage. Form-based districts from Appendix B-1, adopted 17 Aug 2020 (Ord. 2020-241 § 38).
Caveats. Form-based boundaries are read off the city's February 2020 draft map — the only version published with georeferencing. The city's official zoning map (certified; last printed 27 Jan 2021) does show the adopted 2020 districts, but as a flat scan, so the two could not be reconciled mechanically — treat downtown assignments as close, not certain. That map also predates Ord. 2022-144. The city's posted zoning ordinance is still the February 2010 printing; the codified text on Municode (current through 7 Nov 2025) governs. Not legal advice — special permits, variances, overlays and the historic-district review under § 440 are not modelled. Confirm any parcel with the city's Division of Inspection Services.
Also: the form-based code document · generated 30 Jul 2026 by scripts/visualize_zoning_map.py.